Development standards for the R-1 District are shown in Table 9-1G-3 and described below.
Interior Lot | Corner Lot | Notes | |
Lot Area (square feet) | |||
Lot | 7,200 | 7,200 | Newly created lot. |
Lot Width (feet) | |||
Lot | Lots 120' or more in width: 60-foot minimum Lots less than 120' in width: 50-foot minimum | Lots 120' or more in width: 60-foot minimum Lots less than 120' in width: 50-foot minimum | Does not apply to the pole of a flag lot parcel. |
Cul-de-sac (min. street/at setback) | 35/50 | - | 50 feet at front yard setback. |
Flag lot | 80 | - | Access drive/pole width of 20 feet. |
Setbacks | |||
Front (feet) | |||
1st Floor (min.) | 20 | 20 | Front setback must be consistent with the average setback of the two adjacent houses. |
2nd Floor (min.) | 20 | 20 | Front setback must be consistent with the average setback of the two adjacent houses. |
Side (feet) | |||
1st Floor (min. / % lot width) | 5/10% | 10/10% | 10 feet or 10% of the lot width on corner lots adjacent to a street (not corner interior side). |
2nd Floor (min. / total) | 5/15 | 10/20 | 10 feet on corner lots adjacent to a street or 20 feet total (not corner interior side). |
Rear (feet) | |||
1st Floor (min.) | 15 | 15 | |
2nd Floor (min.) | 20 | 20 | |
Maximum Building Height (feet) | |||
< 75-foot lot width (principal structure) | 28 | 28 | The maximum top plate height for a two-story, single-family house is 23 feet. |
> 75-foot lot width (principal structure) | 32 | 32 | |
Flag Lots, Front Lots, Tiered Lots, and Lots with less than 35' of frontage on a public street. (ft.) | 18 | - | Single story only. |
Accessory Building | 15 | 15 | |
Floor Area Ratio | |||
< 18-ft. Building Height | - | - | |
> 18-ft. Building Height | 0.35 | 0.35 | |
Maximum Floor Area2 | |||
Dwelling (sq. ft.) | 3,300 | 3,300 | Additional 700 square feet can be granted if incentives are met. |
Dwelling, second floor (percent) | 0.75 | - | Of first floor and garages. |
2-car garage (sq. ft.) | 400 | 400 | |
3-car garage (sq. ft.) | 600 | 600 | |
Plus FAR incentives | - | - | See 9-1G-14. |
Front-of-the-Lot Floor Area Ratio | Lots 80' or less in depth = .4 Lots more than 80' in depth = .25 | Lots 80' or less in depth = .4 Lots more than 80' in depth = .25 | Does not apply to flag lots or tiered lots. |
Maximum Lot Coverage | |||
All lots | Maximum lot coverage for all lots is set by (.275 x lot area) +1,125 | ||
Minimum Permeable Surface | |||
< 7,200 sq. ft. Parcel | 0.25 | 0.25 | |
7,200-9,999 sq. ft. Parcel | 0.35 | 0.35 | |
> 10,000 sq. ft. Parcel | 0.40 | 0.40 | |
Minimum Dwelling Width (feet) | 25 | 25 | |
Minimum Main Dwelling Size (square feet) | |||
One Bedroom | 800 | 800 | |
Two Bedrooms | 1,000 | 1,000 | |
Three Bedrooms | 1,200 | 1,200 | |
More Than Three Bedrooms | +150 each additional bedroom | ||
Distance Between Buildings (feet) | |||
Distance between habitable structures | 15 | 15 | Measured from wall to wall |
Distance between all other buildings/structures | 10 | 10 | Measured from eave to eave |
Accessory Building Maximum Size (square feet)1 | |||
< 1280 sq. ft. main building | 640 | 640 | |
> 1280 sq. ft. main building | 50%/1,400 | 50%/1,400 | Smaller of 50% of floor main building area; max. of 1,400 sq. ft. |
1See Municipal Code Section 9-1T-10 for Accessory Dwelling Unit Requirements.
2Floor area regulations only apply to two-story houses (see Section 9-1G-12-E.1). Front-of-the-Lot FAR requirements apply to single-story and two-story structures.
A. Lot Requirements: All newly created lots must have a minimum area of seven thousand two hundred (7,200) square feet.
1. Lot Splits:
a. When the original lot proposed for subdivision is less than one hundred twenty feet (120') in width, the resulting lots must have a minimum dimension of fifty feet (50').
b. When the original lot proposed for subdivision is one hundred twenty feet (120') or more in width, the resulting lots must have a minimum dimension of sixty feet (60').
2. Flag Lot Subdivisions:
a. Each such subdivision must be limited to the creation of no more than one (1) flag lot.
b. The original existing lot to be subdivided must have a street frontage of at least eighty feet (80') and a minimum depth of two hundred ten feet (210').
c. The front lot must have a minimum width of sixty feet (60').
d. The pole portion of the flag lot must have a minimum width of twenty feet (20') and the flag portion must have a minimum width of eighty feet (80'). No more than fifteen feet (15') of the pole may consist of hardscape. The abutting landscape strip or strips must be irrigated and landscaped. The driveway must contain decorative brickwork, stamped concrete and/or landscaped pavers, subject to review and approval of the granting body. No parking or storage is permitted in the twenty-foot (20') wide pole.
3. Cul-de-Sac: Lots proposed along a private or public cul-de-sac must have a minimum front property line of thirty-five feet (35') and must be a minimum of fifty feet (50') wide at the front yard setback.
4. Proposed irregularly shaped parcels must demonstrate adequate building area meeting all setback and coverage requirements.
B. Yard Setbacks:
1. Front Yard Setbacks: The front yard setback must be the average of the two (2) adjacent houses. The front yard setback may never be less than twenty feet (20') and at no time will the required setback be more than thirty feet (30'). The planning manager may determine if the entire block face should be used to determine the required front yard setback when there are irregularities, such as reverse corner lots, or houses with unusually large setbacks.
2. Side Yard Setbacks:
a. Interior lots must maintain a side yard adjacent to each side lot line of not less than five feet (5') for the first-story portion of a building or ten percent (10%) of the lot width, whichever is greater. The second-story setback on either side must never be less than five feet (5') and must not equal less than fifteen feet (15') when combined.
b. On a corner lot, the side yard setback next to another lot must be five feet (5') for the first-story portion of a building or ten percent (10%) of the lot width, whichever is greater. The second-story setback must not be less than five feet (5') on each side and must not equal less than twenty feet (20') when combined.
c. On the street side, the required side yard of a corner lot must be a minimum of ten feet (10').
3. Rear Yard Setbacks: The ground floor of the main structure must maintain a fifteen-foot (15') rear yard setback. The second floor of the main structure must maintain a twenty-foot (20') rear yard setback.
C. Placement of Buildings:
1. Structures must be a minimum of ten feet (10') away from each other, with no obstructions from the ground to the sky.
2. No portion of any principal dwelling may be located in any required yard area, except as allowed in Section 9-1N-6 (Encroachments).
D. Minimum Building Width:
1. The main residential dwelling unit must have a width of twenty- five feet (25'). Attached garages are not counted in this measurement.
2. An accessory dwelling unit converted from a garage may be less than twenty-five feet (25').
E. Maximum Floor Area Ratio:
1. Any two (2)-story, single-family dwelling or single-story dwelling with a height of more than eighteen feet (18') must not exceed a floor area ratio (FAR) of 0.35, to a maximum allowable floor area of three thousand three hundred (3,300) square feet plus up to four hundred (400) net square feet for an attached two (2)-car garage or up to six hundred (600) net square feet for an attached three (3)-car garage. However, the maximum square footage may be increased by incentive bonuses, as referenced in Table 9-1G-5.
2. The second story of any two (2)-story, single-family dwelling must not exceed seventy-five percent (75%) of the total floor area of the first floor, including attached garages. The total floor area must not exceed the calculations in 9-1G-12-E.1.
3. Front-of-the-Lot FAR:
a. For lots eighty feet (80') or less in depth, the maximum FAR in the front forty feet (40') must not exceed .4.
b. For lots greater than eighty feet (80') in depth, the maximum FAR in the front forty feet (40') must not exceed .25.
c. Flag lots and tiered lots are exempt from front-of-the-lot FAR requirements.
d. For purposes of calculating front-of-the-lot FAR, the following areas are included in FAR:
(1) Areas where the second floor cantilevers out over the first floor; and
(2) Porches where the ceiling height is greater than twelve feet (12') are included as FAR.
F. Accessory Uses And Structures:
1. Accessory uses and structures, including accessory dwelling units, junior accessory dwelling units, pool houses, workshops, sheds, and the like, but not including required garages, are limited to one (1) per lot and must be located in the rear fifty percent (50%) of the lot.
2. On lots improved with a main dwelling that is greater than one thousand two hundred eighty (1,280) square feet, the maximum area for accessory structures on a lot (excluding required parking) must not exceed one thousand four hundred (1,400) square feet or fifty percent (50%) of the living area of the main dwelling, whichever is smaller.
3. On lots improved with a main dwelling that is less than one thousand two hundred eighty (1,280) square feet, the maximum area for all accessory structures on a lot (excluding required parking) must not exceed six hundred forty (640) square feet.
4. If either an alley or a utility easement exists along the rear of the lot, not less than ten feet (10') of the rear lot line must be maintained free and clear of buildings or structures, except for a fence with a gate to provide access to the alley or utility easement.
5. If a utility pole is located on the easement, the required opening in the fence or wall must be located to provide immediate access to the pole.
6. Accessory structures are not permitted in the front yard.
7. Table 9-1G-3.2 Setbacks for R-21 Accessory Structures:
Side Yard Setback | Street Side Yard Setback | Rear Setback | |
ADUs | See Section 9-1T-13
| ||
Garages* | 5 feet | 20 feet | 5 feet |
Swimming pools and spas | 5 feet | 10 feet | 5 feet |
Other accessory structures | 5 feet | 10 feet | 5 feet |
*Does not apply to garages when the garage door is perpendicular to the street.
8. Portable shade structures are prohibited in the front yard and in the corner side yard.
9. When feasible, accessory uses and detached accessory structures, must be located within the rear fifty percent (50%) of a property. This does not apply to pergolas, patios, pools, spas, and required garages and carports.
G. Vehicle Parking And Driveways:
1. Each lot or parcel of land in zone R-1 must have-on the same lot or parcel of land-a minimum of two (2) off-street parking spaces per main dwelling unit. When a garage door is parallel to the street and at the front of the property, the garage door must be ten feet (10') behind the face of the building (not including porches).
2. Each required parking space in a garage must be no less than ten feet (10') wide and twenty feet (20') long. Tandem parking can be used for the third and additional parking spaces.
3. Vehicles must not park in the front or side yard areas, except on paved driveways.
4. Driveways are limited to a maximum paved width of sixteen feet (16') for houses with garage doors parallel to the street, with two feet (2') clear of obstructions on either side.
5. Driveways are limited to a maximum paved width of twelve feet (12') for houses with garage doors perpendicular to the street.
6. Except in the case of ADUs and JADUs, an additional parking space must be provided for each room that is rented on a single-family house. The parking may be uncovered, such as on the driveway, but must not block the parking spaces for the main dwelling.
7. The required garage for the main dwelling cannot be attached to a detached accessory structure used as habitable space.
H. Landscape and Hardscape Requirements:
1. Hardscape (including walkways and driveways made of asphalt, concrete, pavers, or decomposed granite) must not exceed forty five percent (45%) of the front yard.
2. A combination of trees, shrubs, and ground cover must be incorporated into landscaping plans for new houses.
a. One (1), thirty-six-inch (36") box tree per two thousand five hundred (2,500) square feet of lot area must be provided. Fractions are rounded up from .5 to the nearest whole number. Existing trees onsite that are of equivalent size may be counted towards this requirement. All other trees should be twenty-four-inch (24") boxes.
b. Shrubs must be five (5)-gallons.
c. Landscape plans must be prepared by a licensed landscaped architect.
3. All landscaped areas and materials must be regularly and properly maintained.
4. Mulch or stone-type materials should be placed between plants as ground cover or backdrop, not as a replacement for live vegetation. Plants should be spaced so that at maturity, the plants eventually cover most, if not all, of the mulch or stone material.
5. The front yard must include a minimum of twenty two percent (22%) live vegetation.
6. See section 9-1N-11 (Artificial Turf) for regulations related to artificial turf, including maximum coverage.
7. The use of mounding grasses such as Festuca californica, Festuca rubra, and Carex pansa are preferred.
8. For new construction, bare dirt is not permitted within the front yard or visible street side yard. All bare dirt areas must be finished with a minimum three-inch (3")-thick layer of mulch, organic bark, or earth-tone-colored rubber bark.
9. Rocks, stones, and pebbles are not to be used near public sidewalks or streets because they are a slipping hazard.
10. Dry stream beds, areas of decomposed granite, or stone must not account for more than twenty percent (20%) of the front yard, unless needed to meet low impact development (LID) requirements.
11. No more than twelve feet (12') of the vehicular access to the garage may consist of hardscape; the remaining four feet (4') on either side must consist of landscaping.
I. Walls and Fences: Design requirements for walls and fences are found in Article N, Site Planning and General Design Standards.
J. Special Requirements: New dwellings constructed within five hundred feet (500') of an arterial street or a railway must provide a mechanical ventilation system designed to attain enhanced air filtration with the use of air filters that have a filtration efficiency equivalent to a minimum efficiency reporting value (MERV) of eleven (11) or higher as determined by testing methods established by the American Society Of Heating, Refrigerating And Air-Conditioning Engineers (ASHRAE) standard 52.2, as periodically amended. All such ventilation system equipment and air filters must be installed, operated, maintained and replaced in a manner consistent with applicable building code requirements and with the manufacturer's specifications and recommendations. Alternative air pollution mitigation measures (e.g., setbacks, landscaped buffers, etc.) may be utilized where feasible if they can be shown to have a mitigating effect that is equal to or greater than the enhanced air filtration measures specified herein.
K. Grading and Drainage for New Construction:
1. Where existing drainage flows from adjacent sites, the subject site must continue to accept cross lot drainage and must not be designed in such a way as to drain toward adjacent sites. Where existing drainage flows to adjacent sites, the subject site must modified so that drainage no longer continues to flow to adjacent sites. The subject site must not create any barriers that prohibit existing drainage flows from adjacent sites. In cases where compliance with this requirement is deemed not feasible by the city, the director may approve modifications to encourage as much onsite infiltration and detention as feasible.
2. If the proposed finished grade will not alter existing cross lot drainage patterns, the difference between the grade of the subject site and adjacent sites must be within eight inches (8"). If the proposed finished grade will alter existing cross lot drainage patterns, the applicant must demonstrate how the subject property will address existing cross lot drainage patterns.
L. Open Space: There shall be a minimum of five hundred (500) square feet of open space per dwelling unit. All dwelling units shall have and maintain suitable access to the open space. A minimum of seventy-five percent (75%) of the required open space must be landscaped. Any pavement in the open space must be permeable and must not function as a driveway extension. Twenty-five percent (25%) of the required open space may be covered with a cabana or roof cover. (Ord. 19-1036; amd. Ord. 20-1040U; Ord. 20-1047; Ord. 22-1060; Ord. 23-1069; Ord. 23-1070)